READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2983

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2983

Bali, Bali

$150k

Price

8.8%

ROI

1

Bedrooms

52%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 62 m²
Build: 60 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $147

Investment Analysis

Located in Labuan Sait, Uluwatu, this villa sits in one of Bali’s most sought-after coastal areas, just minutes away from beautiful beaches, popular surf spots, beach clubs, and a variety of cafes and restaurants. It offers a perfect balance between tranquility and easy access to vibrant local attractions.The interior features a warm, minimalist tropical style, combining natural wood elements with soft neutral tones. The space feels bright and airy, with clean lines, cozy furnishings, and a functional open layout that creates a comfortable and relaxing atmosphere. Outdoors, the villa showcases a charming private pool area surrounded by lush greenery and elegant white architecture. The courtyard-style layout offers a peaceful garden view, enhanced by tropical plants and natural sunlight, creating a serene and refreshing ambiance. Overall, this villa is a perfect blend of simplicity, comfort, and tropical charm—ideal for both relaxing stays and investment potential in a prime Uluwatu location.

Bali Exception
Bali / Uluwatu

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2983

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
60 m²
Land Plot
62 m²
Tenure
Lease 32yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.8%
+$13K in 5yr (+9%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.8%
$1,599/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$147/night
50% ($74)Brixfox estimate($147/night)200% ($294)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$19,186
Airbnb data$147/night · 52% occupancy
Rental income
$147/night · 52% occ.
$27,783
Running costs (20%)
Utilities, cleaning, maintenance
-$5,557
Income tax (10%)
Indonesian rental income tax
-$2,778
Property tax
Annual property tax
-$263
Net income
12.8% ROI
$19,186

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$150,000
BPHTB (freehold transfer tax)$7,500
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,500
($0–$3,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$190,800

Gross yield (asking)

18.5%

True gross yield (all-in)

14.6%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 32 years remaining.

$1.2M$869K$579K$290K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $150KPeak Capital Value: Yr 7 ($166K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 8: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$163K
+9%
27 years remaining
Rental Income
+$102K
Total Position
$265K
+77%
12.1%/yr
Year 10
Capital Value
$163K
+9%
22 years remaining
Rental Income
+$220K
Total Position
$383K
+155%
9.8%/yr
Year 15
Capital Value
$133K
-11%
17 years remaining
Rental Income
+$357K
Total Position
$490K
+227%
8.2%/yr
Year 20
Capital Value
$81K
-46%
12 years remaining
Rental Income
+$516K
Total Position
$597K
+298%
7.1%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$147 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
62 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
32 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 12.8% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 62 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

32% occ.
7.8%
$972/mo
42% occ.
10.3%
$1,285/mo
52% occ.
12.8%
$1,599/mo
current
62% occ.
15.3%
$1,912/mo

Lease Timeline

32 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.